Briarcliff is the lake village most Austin buyers have never heard of — a 1960s resort community turned incorporated village on Lake Travis's south shore, with waterfront homes from about $1.1M. Willie Nelson once owned its golf course.
Last updated: September 21, 2026 · By Johnny Ronca, SERHANT. Luxury Associate Broker
Key Takeaways
I show Briarcliff to buyers who want Lake Travis ISD and real waterfront without Lakeway prices. Waterfront here is concentrated on a few streets — Cat Hollow Club Drive is the headline — and I know them well. If you want first look, let's talk.
Johnny Ronca · (512) 797-0965 · [email protected]
Pocket Listings — Not on Zillow
The best Briarcliff homes often trade before they ever hit Zillow, Realtor.com or the public MLS.
Briarcliff's waterfront inventory is small, and the best-positioned homes on deep-water coves tend to go to buyers who were already watching. Call me before you search anywhere else — the good ones move fast and won't wait for an open house.
Sources differ on the median depending on the date and boundaries used — Redfin shows about $608K for August 2026, while other portals show higher. Metro context: the Austin metro sits around a ~$440K median, ~4.7 months of inventory and ~67 days on market — so compare honestly.
I've been selling Austin luxury real estate for 20 years, and Briarcliff is one of those addresses where, when someone tells me they live there, I immediately know three things about them: they wanted Lake Travis ISD on the water without Lakeway pricing, they value a small-village feel, and they didn't mind a longer drive for it.
Briarcliff is an incorporated village in western Travis County on the south/southwest shore of Lake Travis, along FM 2322 off Highway 71. It's about 30 miles west of Austin, in zip 78669, with about 2,000 residents across 1.7 square miles.
It was developed as a lake resort in the 1960s. The original Briarcliff Yacht and Golf Club had a 9-hole course built in 1968 that Willie Nelson bought in 1979; today it operates as the Pedernales Cut-N-Putt, open to the public.
Two bodies run the community: the Village of Briarcliff (city government, water and roads) and the Briarcliff Property Owners Association, which runs the parks and amenities — a boat launch, Briarcliff Park, a community center, disc golf, a dog park and a 2.5-mile trail. Every owner is a POA member.
Waterfront, lake-view and inland homes mix throughout. Inland ranch homes often run about $350K–$500K, while waterfront homes with private docks are typically $1.1M–$3M. Next door, the gated Lakecliff on Lake Travis adds an Arnold Palmer–designed golf course and deep-water channels.
Bands are based on September 2026 listings (asking prices). I didn't find a reliable trophy tier inside the village itself.
Briarcliff is served by Lake Travis ISD. Homes have been zoned to West Cypress Hills Elementary, Lake Travis Middle and Lake Travis High School, but zoning here has changed before — check the district's attendance-zone tool for any address. (Confirm assigned campuses for any specific home.)
The lake-life family — Wants Lake Travis ISD, a dock and a village feel at a price that works.
The weekend-to-full-time convert — Started with a lake house and moved out permanently once remote work allowed it.
The retiree — Wants the marina, a quiet street and The Lighthouse down the road.
The Lighthouse Restaurant & Lounge sits right on the water in Briarcliff, with its own boat dock. Along Highway 71 you'll find Poodie's Hilltop Roadhouse, It's All Good BBQ and Opie's Barbecue.
Pace Bend Park, a 1,368-acre Travis County park with more than 9 miles of shoreline, is close by, and Briarcliff Marina rents boats and slips.
If you want gated luxury, Barton Creek Lakeside is the step up. If you want land, Spicewood. If you want a dock, the schools and a village feel for the money, Briarcliff is hard to beat. I'm happy to tour all three with you in one afternoon.
Briarcliff is a village where the specific cove matters more than the address. Some coves hold water in droughts and some don't — Lakecliff was built with deep-water channels for exactly that reason. Helping buyers get that right is what I do.
Briarcliff is an incorporated village of about 2,000 residents on the south/southwest shore of Lake Travis in Travis County, about 30 miles west of Austin (zip 78669). It began as a 1960s lake resort.
Briarcliff is in Lake Travis ISD. Homes have been zoned to West Cypress Hills Elementary, Lake Travis Middle and Lake Travis High, but confirm with the district for any address.
The median sale price was about $608,000 in August 2026. Waterfront homes with private docks typically run about $1.1M to $3M.
Yes. Briarcliff Marina has covered wet slips in a protected cove, plus boat rentals. The POA also runs a boat launch for owners.
About 30 miles west of downtown Austin — plan on roughly 45 to 60 minutes. Bee Cave is about 14 miles away.
The combined 2025 rate is roughly 1.77% (village, Lake Travis ISD, county and districts). Verify for a specific property on the Travis CAD website.
It's a long drive to Austin, shallow coves can lose water in droughts, the market is slow (90+ days on market), older and newer homes mix together, and walkability is low.
It offers Lake Travis ISD waterfront at a discount to Lakeway, which supports demand, but homes sell slowly. Pick the cove carefully — water depth drives resale.
Lakecliff is a gated golf-and-waterfront enclave next to Briarcliff with an Arnold Palmer–designed course and deep-water channels. Portals sometimes file it under Briarcliff and sometimes under Spicewood.
Still have a question about Briarcliff? Call or text me at (512) 797-0965 or book a quick call.
Barton Creek Lakeside Real Estate · Spicewood Real Estate · Angel Bay Real Estate · Lakeway Real Estate · The Hollows on Lake Travis Real Estate · Lake Travis Real Estate
If you want a dock and Lake Travis ISD without Lakeway prices, let's walk Briarcliff's best coves together — and if you're selling, I know how buyers value each one. Johnny Ronca · (512) 797-0965 · [email protected] — or book a quick call: calendar.app.google/Mmtr3L3D16VRD7fQ9
Johnny Ronca
SERHANT. Luxury Associate Broker · 20+ Years · 300+ Transactions · $250M+ Sales
📞 (512) 797-0965 | ✉️ [email protected] | 📅 Book a call
Your insider guide to buying smart in Austin's market. 11 chapters covering undervalued neighborhoods, 2/1 buydown strategies, off-market deals, school rankings, and expert tactics from a Top 1% agent with 270+ closed transactions.
I am committed to guiding you every step of the way—whether you're buying a home, selling a property, or securing a mortgage. Whatever your needs, I've got you covered.
7415 SOUTHWEST PKWY BLDG 2 STE 200 AUSTIN TX 78620
